Hey Emily,Are you saying that buyers in Austin are using earnest money of 1%?

If this isn't an attractive alternative to your business partner then you might consider changing the ownership structure or operating agreement as one of your options.

For example, I don't really want language around financing, since I'm acting as a cash buyer.

I renovated the home and made $30,000 to a first time home buyer. 

We find 2 bedroom units and smaller attract travel nurses, while 3 bedroom or larger attract the types of guests Patricia mentioned above.

I have had multiple buyers over the years not pay any closings costs and only have to pay for their down payment because the sellers paid. 

Then of course, you are also hoping for appreciation.While it is attractive to not have to worry about cap-ex for a few years, many maintenance issues are usualy tenant-caused, so there may still be ongoing issues & expenses needing attention.Another option may be to buy an existing cheaper property, that's still in overall good shape.

I want the first 5 photos to be the ones that draw the buyer in.

Or try to reverse lookup the actual buyers to contact directly.

Don’t waste time with buyers/sellers/borrowers that won’t give you an EXCLUSIVE; if you do you’re competing with every other financial intermediary or broker and even if you’re successful probably won’t get paid4.